In Q1 2026, foreign nationals registered more than 14,200 condominium transactions at Thai Land Offices - a year-on-year increase of approximately 11%, based on data published by Thailand's Department of Lands (DOL). Our analysts track these registries on a quarterly basis, and the directional trend is clear: European buyers are gaining share faster than Chinese or Russian nationals, even though those two groups remain dominant by volume.
For any internationally-based investor, the starting point is understanding what the registry actually records, which data fields we extract, and how those figures translate into practical purchase decisions in Phuket and Koh Samui.
Quick answer
- 14,200+ condominium transactions registered by foreign nationals in Q1 2026 (Department of Lands data)
- Phuket accounts for roughly 18-20% of all foreign-buyer transactions nationwide - based on our estimates, approximately 2,600 units per quarter
- Koh Samui (Surat Thani province) generates a smaller volume - around 350-400 transactions per quarter - but average registered values are rising faster than on Phuket
- The average registered price for condominiums purchased by foreigners in Phuket in Q1 2026 stands at approximately 5.8 million THB (roughly 155,000 USD at current rates)
- Buyers from European Union countries collectively represent an estimated 8-12% of foreign transaction volume, with Central and Eastern European nationals accounting for a growing sub-segment
- Full transaction registration at a Land Office typically takes 1 to 5 business days once all documentation is in order
Options and scenarios
Our team models three forward scenarios for foreign-buyer activity in Thailand's condominium market across the remainder of 2026.
Scenario A - continued growth of 8-12% year-on-year
If aviation demand holds (Phuket International Airport received 9.2 million passengers in 2025, per Airports of Thailand data), purchase demand should remain firm. In this scenario, the pipeline of new condominiums in Bang Tao, Layan, and Kamala - approximately 4,800 units scheduled for delivery in 2026-2027 - is absorbed at a 70-80% foreign-buyer rate. List prices could grow at 5-8% per annum in these districts.
Scenario B - stabilisation at Q1 2026 levels
In the absence of regulatory changes and with the THB remaining broadly stable, transaction pace holds steady. On Koh Samui, where the new-supply pipeline is constrained - around 600 units across Bophut and Chaweng - price growth could accelerate to 10-12% per annum simply because of inventory scarcity.
Scenario C - demand correction of 10-15%
A deterioration in global economic conditions, or a regulatory tightening such as an increase in the transfer fee above the current 2% of the registered value, could cool market activity. In this scenario, districts with heavy pipelines - Bang Tao, Surin, and the Laguna corridor - carry the most exposure to price softening.
Comparison table
| Parameter | Phuket (freehold condo) | Koh Samui (freehold condo) | Bangkok (freehold condo) |
|---|---|---|---|
| Foreign transactions Q1 2026 | approx. 2,600 | approx. 370 | approx. 5,800 |
| Average registered price (THB) | 5.8 million | 4.9 million | 6.5 million |
| Average registered price (USD, approx.) | 155,000 | 131,000 | 174,000 |
| Foreign-buyer share of new transactions | 38-42% | 25-30% | 12-15% |
| New-unit pipeline 2026-2027 | approx. 4,800 | approx. 600 | approx. 48,000 |
| Transfer fee | 2% of registered value | 2% of registered value | 2% of registered value |
| Land Office registration time | 1-3 business days | 2-5 business days | 1-2 business days |
| Dominant buyer nationalities | Russia, China, Western Europe | Western Europe, Russia | China, Myanmar, Japan |
Risks and mistakes
Missing or invalid Thor Tor 3 at registration. This is the single most frequent procedural error we observe in the registry data. A foreign buyer transfers purchase funds in Thai baht from a domestic Thai bank account rather than remitting foreign currency from abroad. The Land Office will not register the transfer of title without a valid Foreign Exchange Transaction Form (Thor Tor 3) confirming an inward cross-border remittance. Correcting the error requires a fresh compliant transfer, which can delay completion by several weeks.
Exceeding the 49% foreign quota. Thailand's Condominium Act B.E. 2522 caps aggregate foreign ownership in any building at 49% of total usable floor area. In high-demand locations - particularly Surin and Kamala on Phuket - this quota is sometimes fully allocated before construction completes. We monitor quota status across active projects and recommend verifying remaining foreign-quota capacity before paying any reservation deposit.
Discrepancy between registered value and contracted price. The appraised value entered in the registry is sometimes set below the actual transaction price. Transfer-related fees and taxes (2% transfer fee, withholding tax, and either specific business tax at 3.3% or stamp duty at 0.5%, depending on how long the seller has held the unit) are levied on whichever is higher - the appraised value or the contractual price. Buyers should model all closing costs against the full contract price, not the appraised figure.
Currency risk on the THB. The baht has oscillated in a relatively narrow band in early 2026, but a 5% shift in exchange rates can represent a meaningful difference on a mid-range condominium transaction. There is no straightforward hedging instrument available to individual retail buyers purchasing Thai condominiums abroad.
Publication lag in REIC data. Reports from the Real Estate Information Center (REIC) at the Government Housing Bank typically carry a one-to-two quarter lag. Data we review in March 2026 generally reflects Q3 or Q4 2025 conditions. Our analysts supplement REIC figures with direct extracts from Land Office registrations in Phuket and Koh Samui to reduce this gap.
FAQ
Where can foreign buyers find official transaction data for Thailand?
The primary sources are the Department of Lands (DOL) and the Real Estate Information Center (REIC), which operates under the Government Housing Bank. REIC publishes quarterly reports segmented by buyer nationality, province, and property type. Our team cross-references both sources and supplements them with ground-level data from Land Offices in Phuket and Koh Samui.
Can a foreign national purchase a condominium in Thailand on a freehold basis?
Yes. Foreign nationals can acquire condominium units on a freehold basis, provided the building's foreign quota (49% of total usable floor area) has not been exhausted and purchase funds are remitted from abroad in a foreign currency, evidenced by a Thor Tor 3 form issued by a Thai bank.
What are the closing costs for a condominium purchase in Thailand?
The transfer fee is 2% of the registered or contracted value, whichever is higher. Additional costs include either specific business tax at 3.3% or stamp duty at 0.5% (depending on the seller's holding period), plus withholding tax calculated against the seller's status. Total closing costs typically fall in the range of 4-7% of the purchase price, and the split between buyer and seller is a matter of negotiation.
How long does registration take for a foreign buyer purchasing in Phuket?
With a complete documentation set - Thor Tor 3, valid passport, sale and purchase agreement, and a foreign-quota certificate from the juristic person - registration at the Phuket Land Office typically completes within 1-3 business days. On Koh Samui the process can run to 2-5 business days, reflecting the lower throughput capacity of the Surat Thani provincial office.
What is the Thor Tor 3 form and why is it mandatory?
The Thor Tor 3 (Foreign Exchange Transaction Form) is issued by a Thai commercial bank to confirm that funds have been remitted into Thailand from abroad in a foreign currency. The Land Office requires this document to verify that a foreign national is purchasing with legitimately imported capital. The amount on the form must cover at least the full purchase price of the unit.
What is the 49% foreign quota and how does it affect buyers in practice?
Under the Condominium Act B.E. 2522, foreign nationals may collectively own no more than 49% of a building's total usable floor area. The remaining 51% must be held by Thai nationals or Thai juristic persons. In popular schemes across Bang Tao, Surin, and Kamala, the foreign quota can sell out during the pre-sale phase, before the building is complete. Verifying remaining quota availability before committing funds is therefore a basic due-diligence step.
How many condominium transactions do European buyers complete in Thailand each year?
Based on our estimates derived from DOL data, European buyers collectively register in the range of 1,700-2,200 condominium transactions annually across Thailand. Phuket accounts for the largest single share among the islands, with Bophut and Maenam on Koh Samui representing the fastest-growing sub-markets by European buyer count in our 2025-2026 data sets.
Do registry statistics include leasehold transactions?
No. The DOL transfer-of-ownership registry covers freehold transactions only. Thirty-year leasehold agreements are recorded under a separate registration category and are not included in the foreign-buyer transaction counts published by REIC or cited in this analysis.
How does THB exchange-rate movement affect purchase economics?
At an indicative rate of approximately 37.5 THB per USD (Q1 2026), a 5 million THB condominium costs roughly 133,000 USD. A 10% baht depreciation would reduce the USD equivalent to around 121,000 USD - a meaningful difference on a mid-sized transaction. Our analysts recommend reviewing the timing of fund transfers against current interbank rates rather than assuming a fixed cost in home currency.
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